8 th Concession Road Sanitary Sewer Outlet

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1 Oldcastle Hamlet Sanitary Sewer Servicing 8 th Concession Road Sanitary Sewer Outlet Cost Recovery By-Law

2 Presentation Outline Background Project Cost Recovery Method Terminology North Talbot Road Sanitary Sewer Outlet 8 th Concession Road Sanitary Sewer Outlet Next Steps 8 th Concession Road Sanitary Sewer Outlet 2

3 Background Properties within the Oldcastle Hamlet were serviced by private on-site systems, some of which are inadequate, malfunctioning and have caused land and surface water pollution. Some existing septic systems cannot be upgraded or replaced to comply due to site constraints. The Municipality and MOE identified the need for proper treatment of wastewater within the Oldcastle Hamlet. 8 th Concession Road Sanitary Sewer Outlet 3

4 Background Studies o The W&WW Master Plan Update (2008) identified a preferred wastewater servicing strategy. o This was followed up with a Wastewater Servicing Study (2009) of Oldcastle Hamlet. o Two sanitary service areas created within the Oldcastle Hamlet Area: 1) North Talbot Road Outlet 2) 8 th Concession Road Outlet o A Preliminary Design Report (2017) was completed for the Oldcastle Hamlet Sanitary Servicing, 8 th Concession Road Outlet 8 th Concession Road Sanitary Sewer Outlet 4

5 Background Wastewater Servicing Strategy (2009) 8th Concession Road Sanitary Sewer Outlet 5

6 Background 8 th Concession Road Sanitary Sewer Outlet 6

7 Project Cost Recovery Method A project cost recovery method is required when funding a new major capital infrastructure where there is a new derived benefit to property owners. Full cost recovery from benefitting land owners. Mechanisms typically used include: o Local Improvement (Municipal Act, O.Reg. 586/06) For Projects initiated by property owners. o Development Charges Act For new infrastructure required as a result of a new development o Part XII By-Law (Municipal Act, s.391) For new infrastructure servicing existing development 8 th Concession Road Sanitary Sewer Outlet 7

8 Project Cost Recovery Method Part XII By-Law (Municipal Act, S.391) o S.391(1) provides the Municipality may impose fees or charges a) for services or activities provided or done by or on behalf of it; b) for costs payable by it for services or activities provided or done by or on behalf of any other municipality or local board; and c) for the use of its property including property under its control. o Charges not paid may be added to the tax roll. o Charges imposed are not appealable to the OMB on the grounds that the charges are unfair or unjust. 8 th Concession Road Sanitary Sewer Outlet 8

9 Terminology Sewer Main means the sewage collection system within the sanitary sewer outlet area. Main Charge means the charge for the capital cost of the sewer main. o Trunk means sanitary sewers greater than and equal to 375mm dia., pump stations and forcemains. o Local means sanitary sewers smaller than 375mm dia. Sewer Lateral means the pipe within the municipal road allowance that connects the sewer to a property. Lateral Charge means the charge for the installation of a sewer lateral. 8 th Concession Road Sanitary Sewer Outlet 9

10 North Talbot Road Sanitary Sewer Outlet 2011 Main & Lateral Charges (By-Law ) o Part XII By-Law - Identified service area for which the Main and Lateral Charges would be assessed against Amendment (By-Law ) o The Lateral Charges were revised to reflect updated construction costs for lateral service connections Amendment (By-Law ) o The service area was expanded to include 1 additional property on Outer Drive and 11 additional properties on County Road 11(Olympia Drive to Wolfe Drain). 8 th Concession Road Sanitary Sewer Outlet 10

11 North Talbot Road Sanitary Sewer Outlet Alternatives to calculate Main Charges were considered: o Properties Serviced (Each) Basis o Frontage Serviced (Each) Basis o Annual Water Consumption (Existing Customers) Basis o Gross Area (Properties) Serviced Basis The Gross Area Basis was the preferred method o Most equitable o Most controlled o Tender fluctuations are smoothed o All properties would benefit from grant funding 8 th Concession Road Sanitary Sewer Outlet 11

12 North Talbot Road Sanitary Sewer Outlet North Talbot Road Sanitary Sewer Outlet By Law Project Costs Part XII Area Charge Calculation Main Costs $ 7,815,113 Main Costs Lateral Costs $ 1,175,200 Total Acres Total $ 8,990,313 Total Hectares Cost/Acre $ 12,245 Cost/Hectare $ 30,267 Net Main Costs Gross Main Costs $ 7,815,113 Less Provincial/Federal Grants $ 3,166,667 Less DC Recoverable $ Net Main Costs $ 4,648,446 Lateral Costs (each) 150mm (6 inch), without inspection manhole $ 1, mm (6 inch), with inspection manhole $ 5, mm (8 inch), with inspection manhole $ 6, mm (10 inch), with inspection manhole $ 8,000 8 th Concession Road Sanitary Sewer Outlet 12

13 8th Concession Road Sanitary Sewer Outlet 8th Concession Road Sanitary Sewer Outlet 13

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15 The 8 th Concession Road By-Law will be structured similar to the North Talbot Road By-Law. Part XII Main Charges based on Gross Area. Main Charges components consist of Trunk and Local to properly and fairly assess costs. Trunk (sewers 375mm dia. & Pump Stations) Local (sewers < 375mm dia.) Special Considerations o Frozen Areas, Existing Sanitary Service, DC Recoverable, Ability to sub-divide and install their own local sanitary sewers. 8 th Concession Road Sanitary Sewer Outlet 15

16 8th Concession Road Sanitary Sewer Outlet Summary of Project Costs Project Costs Part XII Area Charge Calculation Main Costs Main (Trunk) Trunk $ 59,783,834 Total Affected Acres Local $ 11,385,249 Total Affected Hectares Lateral Costs $ 2,199,701 Cost/Acre $ 13,063 Total $ 73,368,784 Cost/Hectare $ 32,280 Main (Local) Net Main Costs Total Affected Acres Gross Main Costs $ 71,169,083 Total Affected Hectares Less Provincial/Federal Grants $ 21,099,524 Cost/Acre $ 15,816 Less City of Windsor $ 11,506,381 Cost/Hectare $ 39,083 Less DC Recoverable $ 19,314,426 Less Benefit to Existing (other) $ 278,772 Net Main Costs $ 18,969,979 Trunk $ 7,584,730 Local $ 11,385,249 Lateral Costs (each) 150mm (6 inch), without inspection manhole $ 2, mm (6 inch), with inspection manhole $ 7, mm (8 inch), with inspection manhole $ 8, mm (10 inch), with inspection manhole $ 9,492 8 th Concession Road Sanitary Sewer Outlet 16

17 Summary of Total Project Costs TRUNK SEWERS Constructed Project Description Federal / Provincial Windsor Tecumseh Total % $ % $ % $ $ City of Windsor, Class EA for SSEL Sanitary 0.0% $ % $ 14, % $ 10, $ 25, City of Windsor, SSEL Phase 1A & 3 0.0% $ % $ 3,459, % $ 3,624, $ 7,084, City of Windsor, SSEL Phase 1B 0.0% $ % $ 1,682, % $ 1,763, $ 3,446, City of Windsor, SSEL Phase 2A & 2B % $ 3,605, % $ 880, % $ 922, $ 5,408, City of Windsor, SSEL Phase 4A % $ 2,352, % $ 923, % $ 252, $ 3,528, City of Windsor, SSEL Phase 4B & 4C % $ 4,933, % $ 1,937, % $ 529, $ 7,400, City of Windsor, SSEL Phase 4D % $ 3,327, % $ 1,270, % $ 393, $ 4,991, City of Windsor, SSEL Phase 5A & 5B % $ 2,581, % $ 809, % $ 481, $ 3,872, City of Windsor, SSEL Phase % $ 2,850, % $ 526, % $ 898, $ 4,276, Windsor SSEL Phase 6B / Tecumseh WW 11A % $ 1,447, % $ % $ 723, $ 2,170, th Concession Servicing Strategy 0.0% $ 0.0% $ 100.0% $ 60, $ 60, Tecumseh, WW 11B, 8th Concession to NTR 0.0% $ 0.0% $ 100.0% $ 2,256, $ 2,256, Tecumseh, WW 11C, Oldcastle Rd 0.0% $ 0.0% $ 100.0% $ 3,519, $ 3,519, Tecumseh, WW 11D, Greenway & McCord 0.0% $ 0.0% $ 100.0% $ 1,377, $ 1,377, Tecumseh, WW 11E, Blackacre PS1 0.0% $ 0.0% $ 100.0% $ 1,302, $ 1,302, Tecumseh, WW 11F, Blackacre & Outer 0.0% $ 0.0% $ 100.0% $ 1,689, $ 1,689, Tecumseh, WW 11G, Outer PS2 & Forcemain 0.0% $ 0.0% $ 100.0% $ 1,609, $ 1,609, Tecumseh, WW 11H, Oldcastle Road (South) 0.0% $ 0.0% $ 100.0% $ 1,209, $ 1,209, Tecumseh, WW 11I, NTR East of Oldcastle 0.0% $ 0.0% $ 100.0% $ 585, $ 585, Tecumseh, WW 11J, CR46 East of 8th Con 0.0% $ 0.0% $ 100.0% $ 1,310, $ 1,310, Tecumseh, WW 11K, N of CR46, E of 8th Con 0.0% $ 0.0% $ 100.0% $ 536, $ 536, Tecumseh, WW 11L, PS3 0.0% $ 0.0% $ 100.0% $ 708, $ 708, Tecumseh, WW 11M, CR46 East of 8th Con 0.0% $ 0.0% $ 100.0% $ 1,414, $ 1,414, SUMMARY TOTALS: 35.29% $ 21,099, % $ 11,506, % $ 27,177, $ 59,783, th Concession Road Sanitary Sewer Outlet 17

18 Further Breakdown of Town of Tecumseh Costs TRUNK SEWERS Constructed Project Description Tecumseh Benefit to Existing (Study Area) Benefit to Existing (Other Area) Development Charge $ % $ % $ % $ City of Windsor, Class EA for SSEL Sanitary $ 10, % $ 3, % $ 1, % $ 6, City of Windsor, SSEL Phase 1A & 3 $ 3,624, % $ 0.0% $ 100.0% $ 3,624, City of Windsor, SSEL Phase 1B $ 1,763, % $ 0.0% $ 100.0% $ 1,763, City of Windsor, SSEL Phase 2A & 2B $ 922, % $ 91, % $ 277, % $ 552, City of Windsor, SSEL Phase 4A $ 252, % $ 75, % $ 70.00% $ 176, City of Windsor, SSEL Phase 4B & 4C $ 529, % $ 158, % $ 70.00% $ 370, City of Windsor, SSEL Phase 4D $ 393, % $ 117, % $ 70.00% $ 275, City of Windsor, SSEL Phase 5A & 5B $ 481, % $ 144, % $ 70.00% $ 337, City of Windsor, SSEL Phase 6 $ 898, % $ 269, % $ 70.00% $ 629, Windsor SSEL Phase 6B / Tecumseh WW 11A $ 723, % $ 217, % $ 70.00% $ 506, th Concession Servicing Strategy $ 60, % $ 30, % $ 50.00% $ 30, Tecumseh, WW 11B, 8th Concession to NTR $ 2,256, % $ 744, % $ 67.02% $ 1,512, Tecumseh, WW 11C, Oldcastle Rd $ 3,519, % $ 1,775, % $ 49.55% $ 1,743, Tecumseh, WW 11D, Greenway & McCord $ 1,377, % $ 918, % $ 33.30% $ 458, Tecumseh, WW 11E, Blackacre PS1 $ 1,302, % $ 828, % $ 36.39% $ 473, Tecumseh, WW 11F, Blackacre & Outer $ 1,689, % $ 944, % $ 44.08% $ 744, Tecumseh, WW 11G, Outer PS2 & Forcemain $ 1,609, % $ 587, % $ 63.49% $ 1,021, Tecumseh, WW 11H, Oldcastle Road (South) $ 1,209, % $ 376, % $ 68.85% $ 832, Tecumseh, WW 11I, NTR East of Oldcastle $ 585, % $ 170, % $ 70.85% $ 414, Tecumseh, WW 11J, CR46 East of 8th Con $ 1,310, % $ 23, % $ 98.19% $ 1,286, Tecumseh, WW 11K, N of CR46, E of 8th Con $ 536, % $ 4, % $ 99.25% $ 532, Tecumseh, WW 11L, PS3 $ 708, % $ 6, % $ 99.14% $ 702, Tecumseh, WW 11M, CR46 East of 8th Con $ 1,414, % $ 95, % $ 93.22% $ 1,318, SUMMARY TOTALS: $ 27,177, % $ 7,584, % $ 278, % $ 19,314, th Concession Road Sanitary Sewer Outlet 18

19 Summary of Total Project Costs LOCAL SEWERS Project Description Tecumseh $ 8th Concession Servicing Strategy $ 60, Oldcastle Sanitary Class EA, Schedule B (2015) $ 82, Tecumseh L 1, CR46 & Webster Drive $ 942, Tecumseh L 2, Delduca, Ure, O'Neil, Hennin, etc. $ 2,897, Tecumseh L 3, Castlewood Court $ 336, Tecumseh L 4, Walker (N of Hwy3) & Hwy 3 $ 852, Tecumseh L 5, Blackacre Dr & Fasan Dr $ 1,697, Tecumseh L 6, Blackacre, Roscon, Outer $ 480, Tecumseh L 7, Walker (S of Hwy3) $ 558, Tecumseh L 8, Oldcastle Road (south) $ 273, Tecumseh L 9, Hwy3 (Walker to Oldcastle Rd) $ 547, Tecumseh L 10, North Talbot Road (East) $ 893, Tecumseh L 11, Howard Ave $ 1,763, TOTAL SUMMARY: $ 11,385, th Concession Road Sanitary Sewer Outlet 19

20 Cost Comparisons with North Talbot Road Sanitary Sewer Outlet North Talbot Road (2011 $) 8th Concession Road (2017 $) Project Costs Main Costs $ 7,815,113 $ Trunk $ $ 59,783,834 Local $ $ 11,385,249 Lateral Costs $ 1,175,200 $ 2,199,701 Total $ 8,990,313 $ 73,368,784 Net Main Costs Gross Main Costs $ 7,815,113 $ 71,169,083 Less Provincial/Federal Grants $ 3,166,667 $ 21,099,524 Less City of Windsor $ $ 11,506,381 Less DC Recoverable $ $ 19,314,426 Less Benefit to Existing (other) $ $ 278,772 Net Main Costs $ 4,648,446 $ 18,969,979 Trunk $ 7,584,730 Local $ 11,385,249 Assessed Area (Ha) Trunk Local 8 th Concession Road Sanitary Sewer Outlet 20

21 Comparisons with North Talbot Road Sanitary Sewer Outlet North Talbot Road 8th Concession Road Length (m) Length (m) Sanitary Sewer 200mm dia. 1,077 4, mm dia. 4,249 1, mm dia , mm dia , mm dia. 2, mm dia. 2,250 2, mm dia mm dia. 1, mm dia. 2, mm dia. 1, mm dia. 1, mm dia mm dia. 4, mm dia. 5,004 Total length of Sanitary Sewer 8,358 31,481 Forcemains Length (m) Length (m) Total length of Forcemains 1,245 Pump Stations Each Each Depths between m 3 Total Pump Stations 3 8 th Concession Road Sanitary Sewer Outlet 21

22 Main Differences between North Talbot Road & 8 th Concession Road Systems: o Length, Size and Depth of Sewers o Service Area Layout o Topography (i.e. pump stations and forcemains required) o Property and Easement Requirements o 2011 vs 2017 Construction Costs 8 th Concession Road Sanitary Sewer Outlet 22

23 Main Charge Trunk Sanitary Sewers Component o Assessed to Existing Developed Properties within the Study Area. o Includes Pumping Stations and Forcemains o Sewers equal to and larger than 375mm dia. ( mm) o Total Sewer Length of 22,876m (~ 23Km) o Net Costs of $7,584,730 o Affected Area: Hectares ( Acres) o $32,280/Hectare ($13,063/Acre) 8 th Concession Road Sanitary Sewer Outlet 23

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26 Main Charge Trunk Sanitary Sewers Component o Special considerations given to properties that were not fully developed. 8 th Concession Road Sanitary Sewer Outlet 26

27 Main Charge Trunk Sanitary Sewers Component o Special considerations given to properties that cannot fully develop. 8 th Concession Road Sanitary Sewer Outlet 27

28 Main Charge Local Sanitary Sewers Component o Assessed to Existing Developed Properties and Properties unable to sub-divide and install their own Local Sanitary Sewers within the Study Area. o Should the Exempt Properties develop in the future without subdividing and installing their own Local Sanitary Sewers, they would then be subject to the Local Component of the Main Charge. o Sewers less than 375mm dia. ( mm) o Total Sewer Length of 8,605m (~ 8.6Km) o Net Costs of $11,385,249 o Affected Area: Hectares ( Acres) o $39,083/Hectare ($15,816/Acre) 8 th Concession Road Sanitary Sewer Outlet 28

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31 Main Charge Local Sanitary Sewers Component o Special considerations given to properties that have the ability to sub-divide and install their own local sanitary sewers. 8 th Concession Road Sanitary Sewer Outlet 31

32 Residential Properties Special Consideration o Irregularities found in assessing residential properties based on Gross Area. o Main (Trunk & Local) Charges varied between $8,000 - $100,000/lot. o Residential properties do not have the same development opportunities/benefits as commercial or industrial lots once serviced. o It was decided to assess a per lot rate to those properties identified as residential in the Land Use Plan. 8 th Concession Road Sanitary Sewer Outlet 32

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34 Residential Properties Special Consideration 8th Concession Road Sanitary Sewer Outlet Summary of Costs per Residential Lot Main (Trunk) Costs Residential Properties Total Residential Area (Ha) Main (Trunk) Costs ($) $ 1,433,907 No. of Affected Properties 93 No. of Future Severences 0 Main (Trunk) Charge ($/Lot) $ 15,418 Main (Local) Costs Residential Properties Total Residential Area (Ha) Main (Local) Costs ($) $ 2,173,600 No. of Affected Properties 103 No. of Future Severences 14 Main (Local) Charge ($/Lot) $ 18,578 8 th Concession Road Sanitary Sewer Outlet 34

35 Schedule of Assessments A detailed Schedule of Assessments will be available on the Town s website ( Timing of Assessments Assessments will be mailed out to those affected properties once the sanitary service connection has been provided to the property line (similar to the North Talbot Road Outlet). Assessments may be deferred for those parcels that are vacant and may be further subdivided in the future. 8 th Concession Road Sanitary Sewer Outlet 35

36 Next Steps Public Information Centre (PIC) o Not legislated requirement under Part XII o Detail property owner costs o Consider property owner concerns prior to by-law approval Report back to Council on the issues and questions raised at the PIC. By-Law presented to Council for approval. 8 th Concession Road Sanitary Sewer Outlet 36

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